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HomeMy WebLinkAboutHousing Element Update City of Palm Desert/Adopted 3.15.04 Comprehensive General Plan/Housing Element HOUSING ELEMENT PURPOSE Thc purpose of the City of Palm Dcsert Housing Element is to provide thc residents, devclopment community and clected and appointed officials with a clear understanding of the City's housing needs. In order to achicve the ultimate goal of ensuring that every Palm Desert resident secures a safe and decent place to live within a satisfactory environment, the Housing Element promotes a close coordination of housing policies and programs at local, state and fcderal levels. BACKGROUND The Housing Element functions as an intcgral part of the City's efforts to manage the development of incorporated lands. The City balances the need to assure adequate housing for all current and future residents against the nced to provide infrastructure and services. The Housing Element includes a description of existing housing types, condition of existing units, overcrowding, overpayment, homelessness, and the demand for affordable housing in thc City. The Element also includes an analysis of the progress made since the drafting of the last Housing Element, and projcctions of needs for the next five years. California Law California Governmcnt Code requires that every City and County preparc a Housing Element as part of its General Plan. In addition, State law contains specific requirements for thc prcparation and content of Housing Elements. According to Article 10.6, Section 65580, the Legislature has found that: (1) The availability of housing is of vital statewide importancc, and the early attainment of decent housing and a suitable living environment for every California family is a priority of the highest ordcr. (2) The early attainment of this goal requires the cooperative participation of government and the private sector in an effort to expand housing opportunities and accommodate the housing needs of Californians of all economic levels. (3) The provision of housing affordable to low and moderate income households requires the cooperation of all levels of government. (4) Local and state governments havc a responsibility to usc the powers vested in thcm to facilitate the improvement and dcvelopment of housing to make adequatc provision for the housing needs of all economic segments of the community. (5) The legislature recognizes that in carrying out this responsibility, each local government also has the responsibility to consider economic, environmental, and fiscal factors and community goals set forth in the General Plan and to cooperatc with other local governments, and the state, in addressing regional housing needs. Housing Element 111-85 City of Palm Deserc/Adopted 3.15.04 Comprehensive General Plan/I iousing Element Section 65581 of the Government Code states that the intent of the Legislature in enacting these requiremcnts is: (1) To assurc that local govcrnments recognize their responsibilities in contributing to the attainment of the State housing goal. (2) To assure that cities and counties prepare and implement housing elements which, along with federal and State programs, will move toward attainment of the State housing goaI. (3) To recognize that each locality is best capable of determining what efforts arc rcquired by it to contribute to the attainment of the Statc housing goal as well as regional housing nccds. (4) To cnsure that each local government cooperates with other local governments to address regional housing needs. Government Code Section 65583 outlines the required content of all housing elements including identification and analysis of cxisting and projected housing needs, and a statement of goals, policies, quantified objectives, and scheduled programs for the preservation, improvement, and development of housing. Specific rcquirements include the following: (1) An assessment of housing needs and an inventory of resources and constraints relevant to thc meeting of these necds. The analysis should include population and employment trends; documentation of household characteristics; inventory of land suitable for residential development; governmental and other constraints to ncw housing devclopment; analysis of any special housing needs and an assessmcnt of existing affordable housing dcvclopments. (2) A program which sets forth a five-ycar schedule of actions thc local government is undertaking or intends to undertake to implement the policies and achieve the objectives of the housing element in order to meet the housing needs of all economic segments of the community. Evaluation of Existing Housing Element Goals and Policies Thc last Housing Element Update was adopted by the City Council in December of 1989, and certificd by the Department of Housing and Community Dcvclopment as meeting thc requiremcnts of the law. The last Housing Element presented a "Five Year Program Summary" which specificd the programs in which the City would participatc during that planning period. The Summary is presented below, and each Program's effectiveness is discussed. I. Nei�hborhood pualitv, Public Infrastructure Rehabilitation and Conservation A. PROGRAM: Completion of all remaining residential infrastructure. Scope: 2,373 units Cost: $15,000,000 Sourcc: Rcdevelopment Agency, Tax Asscssmcnts Agcncy: Redevelopment Agency/Public Works Completion Date: July, 1989 I lousing Element III-86 City of Palm Desert/Adopted 3.15.04 Comprehensive General Plan/Housing Element The Ciry issued bond.s to_rund the construction of streets, storm drainage and sanitary sewer improvements in 1988. The bond issue succ•essfully completed the program. Further activiry is not necessary. B. PROGRAM: Residential Rehabilitation Loans. Scope: 200 units Cost: $250,000 Source: Redevelopment Agency Agency: Redevelopment Agency/Building and Safety The Redevelnpment Agency has assisted 28 very low-income households and 18 low-income households. The program has been successful, and continues to be implemented. It should be maintained in the new planning period. In addition, there is a need for rehabilitation funds being applied to multi family projects. Suc•h a program will be considered in the new planning period. C. PROGRAM: Certificate of Conformance Scopc: Estimate 100 units Cost: None Agency: Community Development/Building & Safety The program was successfu!!y implemented. A total of 83 legal non-conforming units were rehabilitated and given certiftcates of conformance. The program shall remain in the Ciry's Municipal Code as an option available.for future use. D. PROGRAM: Town Center Apartmcnts. Scope: Rehabilitation of 64 low-income apartments Cost: $2,500,000.00 Agency: Redevelopment Agency, Department of Building and Safety, Riverside County Housing Authority The project, now known as Desert Pointe, was purc•hased from the County of Riverside for $3,095,000, and rehabilitated by the Redevelopment Agency, and is assured of affordabiliry in perpetuity. E. PROGRAM: Mobile Home Park Conservation. Scope: 191 units Cost: $6,400,000.00 Agency: Redevelopment Agency, Riverside County Housing Authority The Agency assisted 47 residents in purchasing their spac•es at the Portola Palms Mobi/e Home Park, and has thereby ensured their affordability. The affordabiliry restrictions are for 30 years. The Indian Spring.s Park was not purchased as planned. In addition, the Ciry implemented a Rent Control Ordinance.jor mobile home parks, and continues to maintain this ordinance at this time. The protection of rents at mobile home parks is an important component of�their on-going aff�ordability. The on-going preservation of mobile home spaces wrll continue to be implemented through the City's Redevelopment Agency, as projects become available. Housing Element 1II-87 Ciry of Palm Desert/Adopted 3.15.04 Comprehensive General Plan/Housing Element II. Reduced Cost and Price for Ncw Construction A. PROGRAM: Affordablc High Density Rental Employee Housing. Scope: 366 very low-income units 366 low income units 366 moderate incomc units 1,100 Total Units Cost: Construction $60,000,000 Annual subsidy: $2,480,000.00 Source:Redevelopment Agency, Riverside County Housing Authority, Commercial Development Housing Mitigation Fccs Agency: Community Services, Rcdevelopment Agency, Public Works, Building and Safety, Riverside County Housing Authority. The Agency has purchased and/or rehabilitated 745 renta! units during the previous planning period, at a total expenditure of more than $45,000,000. These units were in multiple projects, and were funded through Agenc•y funds, bond issues, and other means, as follows: Pueblos Apartments: $788,000 Las Serenas: $8,330,000 Taos Apartments: $800,000 Neighbors Apartments: $1.540,000 Desert Pointe: $3,095,nno One Quai!Place: $25,095,000 CatalinaApartments: $2,761,300 Santa Rosa Apartments: $400,D00 The purchase of al! of these units erc•ept the Santa Rosa Apartments occurred in 1998. Santa Rosa was purchased in 1995. Prior to that time, the Redevelopment Agency subsidized the Counry Housing Authoriry for the period from I991 to 1998 for a tota! of$20,400,349. These subsidies ensured that the properties w�ere properly maintained, and remained affordable to very low, low and moderate income households. The Agency continues to look at projects for purchase in the new planning period. B. PROGRAM: Ownership Mortgage Assistance. Scope: 56 units eligible for low intcrest loans. Cost: $5,000,000 Source: Riverside County Agency: Riverside County The Cotinty Fir.st Time Homebuyers Program continues to be accessible to f'esldents of Palm Desert. Since 1995, 17 loans have been made in the Ciry. In addition, the Ciry issued bonds to .fund the cnnstruction of the Desert Rose project, which provides ownership housing fvr 161 low and moderate income househvlds. The Ciry subsidized closing costs and wrote down purchase prices for eligible families for a total subsicly of $5,434,037. The Ciry also underwrote the marketing of the project, and supplied the land,,for a tvtal additiona!contribution of$S,931,625. Altogether, the City invested$11,365,662 into the Desert Rose project. Housing Element [I I-88 City of Palm Desert/Adopted 3.15.04 Comprehensive General Plan/Housing Element C. PROGRAM: Self-Help Housing. Scope: 12 assisted single family homes Cost: $320,000 Source: Redevelopment Agency, California Self-Help Housing Program, HCD, California Housing Finance Agcncy. Agency: Coachella Valley Housing Coalition, Redevelopment Agency, Department of Building and Safety. The Ciry assisted in the development of 17 single jamily self-help homes, located in various neighborhoods throughout the Ciry. These included 11 units built through the Coachella Valley Housing Coalition, 2 units built through Habitat for Humanity, 2 units built through Building Horizons, and 2 units on Rebecca Lane built through the Agency. The project was successful, and should be maintained for the new planning period. D. PROGRAM: Manufactured Housing. Scope: 241 units within new parks and implementation of state laws against discrimination within single family zoncs. Cost: None Agency: Community Developmcnt The Portola Country Club project includes a total of 499 manufac•tured housing units available for sale to senior households. The City has also implemented state /aw regarding non- discrimination. The continued implementation of manufactured housing nptions appears to have limited value at this time, due to the affordable cost vf construction for traditiona!housing. E. PROGRAM: Senior Housing Ovcrlay. Scope: 600 congregate care units 50 very low income apartments 100 lower income apartments 150 moderatc income apartments Cost: $1,000,000 Source: Private developer inclusionary requirements and in-lieu fees.. Agency: Community Development. A total c�f 469 congregate care heds were constructed during the previous plunning period. Nn new restricted apartments were constructed hy private partie.s. The Agency has acquirec% however, the Las Sc�renas, Pueblos and Catalina Gardens apartments for senior households in the !ow and very !ow income c•ategories. The senior overlay has been implemented, has generated a total of 252 units, and should be maintained in the new planning periocl. F. PROGRAM: Senior Second Unit. Scope: Zoning standards permitting second units on single family lots rentable to residents over 60 years of agc. Cost: None Agency: Community Dcvclopment. The City implemented the zoning ordinance standards. The standard shnuld he maintained in the new planning period, as it provides for affordable housing for senior households. I[ousing Element 111-89 Ciry of Palm Desert/Adopted 3.15.04 Comprehensive General Plan/Housing Element G. PROGRAM: Homelessness. Scope: Financial assistance to valley shelter Cost: $10,000 Agency: Riversidc County Housing Authority/Catholic Charities. The Ciry funded$1 S,000 annually unti! 1998 ($5,000 for the Coachella Valley Rescue Mission, and $10,000 for Catholic Charities). The City is now considering the use of Community Development Block Grant funds for these projects. H. PROGRAM: Federal Section 8 Rent Subsidies. Scope: 58 assisted households Cost: unknown Agcncy. S. Department of Housing and Urban Development. There are currently 75 Section 8 households in the City. The program should be maintained, as it provides valuable assistance to lower income households. DEMOGRAPHIC INFORMATION In order to understand thc housing needs of the residents of Palm Desert, it is important to first look at the make up of the community and its demographics. REGIONAL SETTING This section of the Housing Element contains relevant demographic, household, and socio- economic data. This information is primarily based on data provided in the 1990 and 2000 U.S. Census of Population and Housing, thc California Department of Finance and the City of Palm Desert. The City of Palm Desert is located in the Coachella Valley, in eastern Riverside County. The County experienced extremely rapid growth in the 1980's. County population grew from 663,923 in 1980 to 1,110,000 in 1990, an increase of 67%. The 2000 U.S. Ccnsus cstimates that population in the County rose to 1,545,387 in 1999. Historic and Current City Population The U. S. Ccnsus estimated a population of 23,252 in Palm Desert in 1990. The population was further estimated at 41,284 in 2000, representing an average annual increase of just under 6.25%. Population bv A e� Group and Ethnicitv In 1990 the City's median age was 42.3 years, rcprescntativc of the high number of retired persons who have bcen attracted to the Coachella Valley. By the year 2000 thc mcdian age had risen to 48.0. I lousing Element I I I-90 Ciry of Palm Desert/Adopted 3.15.04 Comprehensive General Plan/}lousing Element Table III-14 Age Distribution, 2000 Age Number % of Total Under 19 7,744 18.8% 20-34 6,030 14.6% 35-44 5,372 13.0% 45-64 10,728 26.0% 65+ 11,410 27.6% Total 41,284 100% Source: 2000 U.S. Census Table III-15 lists the ethnic distribution for Palm Desert in 2000. Table III-15 City of Palm Desert Ethnic Characteristics, 2000 Number % of Total White 35,961 87.1% Black 493 1.2% Native American l30 0.3% Asian & Pac. Islanders 1,061 2.6% Othcr 3,639 8.8% Total 41,284 100% Hispanic 7,031 17.0% Note: the ethnic population numbers may seem distorted because the U.S. Census does not consider Hispanic ancestry to be a race. For this reason, some Hispanics choose to list themselves under the classification for other races. Source: 2000 Census of Population and 1 lousing Household Size and Income The City had a total of 19,370 households in 2000. The 1990 Ccnsus identified a median household income in the City of$37,315, slightly higher than the Counry median income, which stood at $36,000 for the same time period. By 2000, median household income had risen to $48,316. The following Table lists the number of households in each income range in 2000. I lousing Element III-91 City of Palm Desert/Adopted 3.15.04 Comprehensive General Plan/I lousing Element Table III-16 City Household Income Distribution, 2000 Income No. of HH % of Total Lcss than $10,000 1,413 6.5% 10,000-14,999 l,043 5.4% 15,000-24,999 2,128 11.0% 25,000-34,999 2,306 11.9% 35,000-49,999 3,111 16.1% 50,00-74,999 3,715 19.2% 75,000-99,999 1,938 10.0% 100,000-$149,000 1,919 9.7% $150,000-$199,999 815 4.2% $200,000 + 982 5.1% Total 19,370 100%* Source: 2000 U.S. Census *Differences due to rounding. Employmcnt and Major Employers The Census data also provided information on employment distribution in 2000. Of a total workforce of 17,384, the largest sectors for employment were retail trade and services. Table III-17 City Employment by Industry, 2000 Industry No. of % of Total Employees Agriculture/Forest/Fish/Mining 82 0.5% Construction 1,427 8.2% Manufacturing, Durables 492 2.8% Wholcsalc Trade 390 2.2% Retail Trade 2,167 12.5% Transportation, warehousing & utilitics 530 3.0% Information 372 2.1% Finance, insurance & real cstate 1,705 9.8% Professional, scientific, management & administration 1,806 10.4% Educational, health & social scrvices 3,051 17.6% Arts, entertainment, recreation, accommodation & food service 3,760 21.6% Other services (except public administration 992 5.7% Public Administration 610 3.5% Tota! Employment by Industry 17,384 100% Sourcc: 2000 Ccnsus Housing Element I I[-92 City of Palm Desert/Adopted 3.15.04 Comprehensive General Plan/Housing Element The City's current major cmploycrs are listed in Table III-18. Table III-18 Major Employers— 1999 Employers Number of Employees Westfield Shoppingtown 2,750 Marriott's Descrt Springs 1,800 College of thc Descrt 500 Robinson-May Company 350 Sunrise Company 325 Macy's 75 Foundation for thc Rctarded 75 J.C. Penney's 33 Waste Managemcnt of the Desert 150 U.S. Filter 133 City of Palm Dcscrt 126 Source: City of'Palm Desert Redevelopment Agency The retail and service sectors continue to be a major source of employment for residents of the City. Housin�Characteristics The 2000 Census showed a total of 28,071 housing units in thc City in 2000. Table III-19 City Housing Characteristics Units in Structure Number Single Family, detached 11,120 Single Family, attached 9,551 2-4 Units, Multi-family 2,463 5+ Units, Multi-family 3,738 Mobile homes 1,199 Total 28,071 Sourcc: 2000 US Census The greatest growth in housing type has occurred in the single-family home area, continuing the City's historic trend as a suburban community. It is important to note that in addition to rapid growth, thc above numbers also reflect annexations undertakcn by the City during the last ten years. A�e of Housin Stock The City's occupied housing units are relatively new, with only 41% being over twenty years old in 2000, as demonstrated in the Table below. Housing Element III-93 Ciry of Palm Desert/Adopted 3.15.04 Comprehensive General Plan/Housing Element Table III-20 Age of Housin�Units Year Built No of Units % of Total 1999-3-00 372 1.9% 1995-1998 1,292 6.7% 1990-1994 2,416 12.5% 1980-1989 7,331 38.0% 1970-1979 4,343 22.5% 1960-1969 2,351 12.2% 1940-1959 1,106 5.7% Before 1940 88 0.5% Total 19,299 100% Source: 2000�.5.Census,Ciry of Palm Ucscrt Vacancv Status The 2000 Census showed a total of 8,701 of the City's total 28,071 housing units to bc vacant, for an overall vacancy rate of 31.2%. Correcting for seasonal or recreational units, which are considered vacant by the Census but are not available or used for permanent occupancy, the vacancy rate decreased to 6.3% in 2000. Table IlI-21 Vacancy Status—2000 Unit Type No. of Units % of All Vacant Units For Rent 562 6.4% For Sale 351 4.0% Rented or Sold, not occupied 192 2.2% Seasonal, Rccrcational or Occasional Use 7,005 79.9% For Migrant Workers 0 0.0% Other Vacant 662 7.5% Total 8,772 100% Sourcc: 2000 Ccnsus Housin�Tenure Housing tcnurc for occupied units only in 2000 is shown in Table III-22. Table III-22 Housing Tenure—2000 Unit No. of Units % Owner Occupied 12,964 67.2% Renter Occupied 6,335 32.8% Total 19,299 100% Source: 2000 Ccnsus Housing Element ^ I[I-94 City of Palm Desert/Adopted 3.15.04 Comprehensive General Plan/Housing Element OvercrowdinQ The Statc Dcpartment of Housing and Community Development (HCD) has set the standard of 1.01 persons per room as the criteria for defining "overcrowded" housing conditions. Overcrowding is one of the specifically identified issues that must be addressed in the Housing Element. High rents and home prices in some communities limit low-income persons from obtaining homes with adequate space or bcdrooms. The following Table represents thc range of persons per room in thc City's housing units in 2000. Table III-23 Overcrowding, 1990 Persons/Room No. of HH Owner-Occupied Units 0.50 or lcss 10,938 0.51 to 1.00 1,727 1.01 to 1.50 180 1.51 to 2.00 87 2.01 or more 32 Renter-Occupied Units 0.50 or lcss 3,830 0.51 to 1.00 1,827 1.01 to 1.50 278 1.51 to 2.00 249 2.01 or more 151 Source: 2000 Census Based on this data, a total of 977 households in Palm Desert were ovcrcrowded. This represents approximately 5.1% of occupied housing units in the City in 2000. Of the total households overcrowded, 678 were rentcrs and 299 were owners. Housin V� alues The 2000 Census estimated values for owner-occupied single family homes in the City. These are listed in Tablc III-24. Table III-24 Values, Specified Owner-Occupied Housing Units, 2000 Value Number Less than $50,000 86 $50,000 to 99,999 1,056 $100,000 to 149,999 2,714 $150,000 to 199,999 1,982 $200,000 to 299,999 2,554 $300,000 to 499,999 1,743 $500,000 to 999,999 647 $1,000,000 or more 152 Source: 2000 Census I�ousing Element f I I-95 City of Palm Desert/Adopted 3.15.04 Comprehensive General Plan/Housing Element The median housing unit value in 2000 was $189,100. For renters, thc median contract rcnt at that time was $744.00. Cunent housing values and rental rates are further discussed below. LANDINVENTORY Table III-25 shows the available residentially designated land in the City which is located within one mile or lcss of all necessary scrvices and infrastructure (including watcr, electric power, telephonc and City roadways). The Table also calculates thc maximum number of units which could be generated within this zoning district. Table III-25 _ _Vacant Residential Land, 2000 _ Potential Designation Acreage Units R-1 (3 d.u./acre) 197.98 594 R-1-M Residential (5 d.u./acre) 40.1 201 R-2 (7 d.u./acre) 12.08 85 R-3 (18 d.u./acre) 17 306 P-R-S Planned Residential (5 d.u./acre) 958.66 4,793 P-R-6 Planned Residential (6 d.u./acre) 1.15 7 P-R-7 Planned Residential (7 d.u./acre) 18.86 132 P-R-17.5 Planned Residcntial (17.5 d.u./acre) 34.44 603 Total 1,280.27 6,721 Ciry of�Palm Desert Planning DepaRment Land Use Inventory,2000 GIS Database. Multi-family residential units are permitted by right in thc Medium Dcnsity and High Density land use designations. In addition, the City has implemented ovcrlay zoning for affordable and scnior projccts, which whcn applied provides applicants with further density and special standards. There are no limits to the potential density for such projects. Therefore, the potential units in the R-2, R-3 and PR-17.5 zoning districts could incrcase substantially if these lands were proposed for affordable housing. The City's Regional Housing Needs Assessment for 1998-2005 totals 444. Based on the Tablc above, there is both sufficient land and a sufficiently broad variety of densities to provide housing of all types and in all income rangcs. In the R-3 and PR-17.5 zoning districts alonc, a total of 909 multi-family units are possible, without the implementation of thc above-referenced affordable housing overlays. The City of Palm Desert has dcsignated more than sufficient land to mcet its housing need for the planning period. Please also refer to the discussion of Quantified Objectives, bclow. Ilousing Element III-96 City of Palm Desert/Adopted 3.15.04 Comprehensive General Plan/Housing Element EXISTING AFFORDABLE HOUSING PROGRAMS There arc a number of projects and programs available in Palm Dcsert which provide a variety of services to the City's residents. In addition, regional, state and federal programs can also be accessed within the community. This section of the Housing Element provides a summary of programs available by a number of agencies. City Programs The City has focused its redevelopment funds on the production of new units, the rehabilitation of cxisting units„ and has developed a single-family Home Improvement Program. The Home Improvement Program provides loans or grants tailored to the household's income to improve an existing housing unit. Grants can range to $12,500, and loans up to $25,000. The City's Redcvelopment Agency provides a wide range of services for City residents. These services are designed to implement fair housing policies and procedures and to provide information concerning minority rights under existing fair housing laws. Three new assistance programs have been developed for implemcntation in 2001, as follows: Mort�aQe Subsidy Progr� Very low, low, and moderate income owners of single-family homcs, condominiums and mobile homes may receive assistance if their mortgage payment exceeds 30% of their income. Assistance will be provided directly by the Redevelopment Agency. In exchange for the assistancc, the home owner will be required to cntcr into a recorded agreemcnt with the Agency assuring affordability of the home for 30 years. Rental Subsidy Pro�r� Owncrs of single-family homes, condominiums, mobile homes or apartments who rent to very low, low, and moderate income tcnants may receive dircct rental payment assistance from the Agency. The owner must, in exchange for the assistance, enter into a recorded agreement with the Agency assuring affordability of the rental units for 30 years. Homebuyers Pro�ram The Agency will provide assistance to very low, low, and moderate income persons in the form of low intcrest loans to be applied to down payment, non-recurring closing costs, reduction of the interest rate on the first trust deed, or any other cost associated with the purchase of a home, condominium or mobile homc. The City's projects are discussed further under"Affordable Housing Projects" County and Federal Programs There are numerous programs available to provide rental assistance and to encourage the construction of new affordable housing. The following programs are available in the City of Palm Desert: Flousing Element III-97 City of Palm Desert/Adopted 3.15.04 Comprehensive General Plan/Housing Element Scction 8 Housin�Assistance The Riversidc County Housing Authority provides HUD Section 8 rental assistance to lower income rcntcrs within thc City. The Authority subsidizes 75 houscholds in the City. Senior Homc Repair Pro�ram Thc County implemcnts a program that allows qualifying households to reccive grants for repairs to their single-family units. Loans can be applied to a wide range of projects, including sewer hook-ups and roof rcpairs, up to $35,000. First Time Homebuvers Pro r� am The County operatcs this program for qualified households, to assist in the purchase of a home. Loans are in the form of silent seconds, and cover expenses such as down-payments and escrow costs. AFFORDABLE HOUSING PROJECTS The City of Palm Desert Redevelopment Agency purchased 8 housing projects in the previous planning period in the City to providc a wide range of housing for lower income residcnts. The following affordable housing projects are available in the City. The current mix of tcnants is also provided, but changes periodically, based on the applications received. Agency Owned Apartments One Quail Place provides 384 one and two-bedroom apartments available to all income ranges. There are 92 very low, 95 low, and 152 moderate-income households currently living in the complcx. Desert Pointe is a 64 one and two-bedroom unit project which currently houses 29 very low- income households, 6 low-income households, and 29 moderate-income households. The Pueblos provides 15 two-bedroom units to very low-income senior households. Neighbors Garden Apartments has a total of 24 two-bedroom units, 15 of which are rented by very low-income households, 8 of which are low-income tenants, and one is rented to a moderate-income tcnant. Catalina Gardens provides 72 studio and one-bedroom apartments to 40 very low, I 1 low, and 17 modcratc-income senior households. Las Serenas Apartments has 1 SO onc-bedroom units rented to 56 very low-income, 28 low- income, and 64 moderate-income seniors. Taos Palms provides 16 two-bedroom units to 13 vcry low and 3 moderate-income households. These units are available for victims of domestic abuse, as long-term transitional housing. Santa Rosa Apartments providcs 20 very low-incomc units. I lousing Element I I I-98 Ciry of Palm Desert/Adopted 3.15.04 Comprehensive General Plan/I Iousing Element Affordable Ownership Projects Desert Rvse is a 161 unit single-family project restricted for a period of 30 years to purchasers in the very low, low, and moderate-income categories. The project includes 24 very low income, 105 low-income and 32 moderate-income households, Facilities within the project include community recreation and daycare. The Rebecca Lane Homes has two single-family homes with resale restrictions for low-income houscholds. Coachella Valley Housing Coalition constructed a total of 11 homes restricted to very low (3) and low (8) income households, and purchascd through low interest loans and sweat-equity programs. Habitat for Humaniry constructed 3 single-family homes, which are restricted to very low- income houscholds, and were purchased through low intcrest loans and sweat-equity programs. Building H�rizUns homes were built as part of a vocational high school program, and provide two single-family homes for low-income households, with 30-year resale restrictions. Other Affordable Projects San Tropez Apartments has 512 one and two-bcdroom units, of which S l are availablc to low- income households, and 52 to moderate-income houscholds, for a total of 103 units available through the City's Density Bonus Program. The balance of the units are available to market households. Laguna Palms has a total of 48 studio, one and two bcdroom units restricted to 24 vcry low and 24 to low-income households. Candlewood Apartments is a senior and disablcd tcnant project which has 26 one-bcdroom units for 13 very low and 13 low-income households. Summary of Affordable Housing Projects Altogether, the City owns 745 multi-family housing units, available to 341 very low, 330 low, and 354 moderate-income houscholds. In addition, there are 37 very low and 37 low-income restricted multi-family units owned by private partics. CONSTRAINTS TO THE DEVELOP;VIENT OF HOUSING A number of governmental, environmental and other constraints can affect the provision of affordable housing in any community. This section of the Housing Element revicws these potential constraints, and analyses whether constraints exist in Palm Desert. Housing Element III-99 Ciry of Palm Desert/Adopted 3.15.04 Comprehensive General Plan/I Iousing Element Governmental Constraints Permit Processin� The City of Palm Desert has adopted a rapid processing system which assures that all applications are processed efficiently. The City allows for the concunent processing of all types of applications, and an applicant with a complete application can secure Planning Commission approval in 3 months or less. Thc City's timelines for application processing are not a constraint to dcvclopment. Application Fees The City's Community Development Department fee schedule is depictcd below. Clearly, thcse fees arc not a constraint to the dcvclopment of housing. Table III-26 City of Palm Desert Plannin� Department Fees Permit Type Fee General Plan Amendment $ 500.00 Change of Zone 325.00 Architectural Review (single family home) I5.00 Conditional Use Permit or Precise Plan 140.00 Environmental Assessment 30.00 Tentative Tract Map 250.00 + 2.50 per lot/$1,000 max. Parcel Map 50.00 Sourcc:C iry of Palm Desert,2000 The City Council may waive fccs for affordable housing projects. General Plan and Zoning Ordinance Constraints The Land Use Element of the City's General Plan allows for density ranges of 1 to 18 units per acre. In addition, the City has implcmcntcd a Sccond Unit Senior District and Scnior Housing Overlay District in its Zoning Ordinance, which allow an additional rental unit on a single family lot, and higher density for senior projects, respectively. The City has also implemented a density bonus program for projects which commit to income restrictions, as implemented at the San Tropez Apartments, and a senior overlay which allows additional units for senior-restricted units. The increased densitics available under these overlays vary, but have no pre-set limits, providing the greatest possiblc flexibility to the developmcnt community. Other provisions in the Zoning Ordinance impact the cost of housing in the City. Development standards can increase the costs of construction, and thereby increase the cost of the home to the buyer. Thc City's development standards are listed in Tables 16 and 17 of the Zoning Ordinancc. Some of the most relevant standards are listed in the following tables. �lousing Element III-100 City of Palm Desert/Adopted 3.15.04 Comprehensive General Plan/i Iousing Element Table III-27 Residential Development Standards Minimum Area Requirements for Residential Zones Use Livable Area in Parking Required Sq.Ft. Single-Family 1,000 2 spaces Studio & 1 Bedroom Apt. 600 2 spaces, 1 covcrcd 2 Bcdroom or more Apt. 800 - 2 bdrm 2 spaccs, 1,200 - 3 bdrm 1 covercd Sourcc:Ciry of Palm Desert'Loning Ordinance Table III-28 Minimum Development Standards for Residential Zones Standard R-1 R-2 R-3 Units per Acre 5 7 18 Lot Area 8,000 sq. ft. 8,000 sq. Ft. 10,000 sq. Ft. Lot Width 70 feet 70 feet 90 feet Lot Depth n/a 100 feet 100 feet Building Lot Covcragc 35% 50% 50% Common Area N/A N/A 300 s.f./unit Building Height 1 story/18 feet 22 feet 22 feet Source:City of Palm Ucscrt Loning Ordinance The tables above illustrate that the development standards in the City do not represent an ovcr- restrictive condition, and are not a constraint to development of affordable housing. Projects including new residential construction are normally rcquircd to install all necessary on and off-site improvements, including a half-width of the paved width of the street, concrcte curbs, sidewalks, water connections and sewer connections. Roadway standards for local or neighborhood streets that allow parking on both sidcs of the street have paved width of 40 feet. Infrastructure improvements arc in place in most locations within the City limits. Building Code Rcquircmcnts The City enforces the Uniform Building Code (UBC), as do communities throughout California. Whcn the UBC is updated, the City updates its implementing ordinancc accordingly. The City cannot adopt standards that are less stringent than the UBC. Imposition of the UBC does not unduly impact the cost of housing in Palm Desert in comparison to any other community in the State. Buildin� Permit Fccs Thc City charges fees for the review of building plans and the inspection of residential structures under construction. These fees are intended to rccoup the City's costs associated with these activities. In addition, school districts throughout California charge a fee of$2.05 per square foot of residential construction to offset the costs of providing new schools. Housing Element II[-101 City of Palm Desert/Adopted 3.15.04 Comprehensive General Plan/Housing Element The City's Building Departmcnt has prepared a typical building permit fee for a singlc-family residence with a valuation of$164,150.00 (including a two car garage and 200 square foot patio cover). Transportation Uniform Mitigation Fee (TUMF) fees for new construction provide cxemptions for affordable housing projccts. This estimate is provided below. Table III-29 City of Palm Desert Typical Single Family Building Permit Fees Permit Type Fee Plan Check Fee $ 457.28 Construction Tax 800.00 Building Permit Fee 703.50 Microfilm Fee 21.00 Job Valuation Fcc 41.25 Strong Motion Instrumentation Program Fee 16.42 Art in Public Placcs 410.38 Transportation Uniform Mitigation Fee 794.31 Total Building Fee 3,244.14 Source:City of Palm Uesert,2000 Fees will similarly be charged for multi-family residential projects, based on valuation of the project. In addition, developers are required to pay fees to other agencies, over which the City has no control. These include fees for water and sewer connection, and school fees. These fees are imposed on all devclopment in the City and throughout thc Coachella Valley, and have not impacted devclopment of housing in Palm Dcsert or clsewhcre in the Valley. Finally, the City Council has the ability to waive or defer fccs for affordable housing projects, as demonstrated in Policy 5 of this document. Code Enforccmcnt The Code Enforcement process can result in the loss of affordable units. Conversely, however, the Code Enforcement Department provides protection to renters and homeowners from issues of public health and safety. The Code Enforcement Department in Palm Descrt works closely with the Housing Manager's office to coordinate areas that require assistance, particularly with health and safety issues. Thc Housing Manager coordinatcs rcpairs through the Home Improvement Program, and establishes the grant or loan to assist the household in making repairs. The City is also considering establishing such a program for multiple family residential units. Economic Constraints Non-governmental constraints to affordable housing in the City include the cost of land, cost of construction, and cost of financing. The geography of the Coachella Valley dictates that these factors are more regional than Ciry-specific. Land Costs Housing Element III-102 City of Palm DeserbAdopted 3.15.04 Comprehensive General Plan/Housing Element The cost of land is an important component of housing costs. The rapid increase in land costs throughout Southern California has pushed up housing costs simultaneously. Land in the Coachclla Valley has bccn, and remains, rclatively affordabic compared to othcr Southern California markets, but increased demand for housing duc to population growth will continue to put pressure on land costs. Land in Palm Desert can range from $30,000 to $40,000 for an in-fill improved residential lot, to $100,000 per acre for a larger parcel of land. With a maximum potential density of 18 units per acre, this represents a maximum potential cost per unit of$5,500 assuming that no density bonus is involved in the project. Construction Costs Construction costs are the result of the current costs of labor, materials, and short-term financing. Single-family construction costs are estimated to range between $50 and $100 per square foot depending on home design and materials selected. Multi-family construction costs range from $40 and $75 per square foot, again dcpcnding on design. The median sale price for a singlc family home in 1998 in the City was $155,000, according to the California Association of Realtors. Financing Costs Financing costs impact both the purchase price of the unit and the home buyers ability to purchase. Interest rates fluctuate in response to national factors. Cunently relatively low (8% to 9%), they can change significantly and substantially impact the affordability of the housing stock. There are no known mortgage deficient areas in the City. Financing for both construction and long tcrm mortgages is available subject to normal underwriting standards. Physical Constraints Maintenance of Housin Sg tock As housing units agc, thcy become more expensivc to maintain. Housing units over 30 ycars of age can become a burden to the owners, as costs for repairs rise. In Palm Desert, there are 3,545 housing units built before 1970, rcpresenting 1$% of the City's total housing stock. These units may require continued attention to remain viable housing units. Table [II-30 Age of Housing Units Year Built No of Units % of Total 1999-3-00 372 1.9% 1995-1998 1,292 6.7% 1990-1994 2,416 12.5% 1980-1989 7,331 38.0% 1970-1979 4,343 22.5% 1960-1969 2,351 12.2% 1940-1959 1,106 5.7% Before 1940 88 0.5% Total 19,299 100% Source: 2W0 L'.S.Census,Ciry of Palm Desert Environmental Constraints I Iousing Element II[-103 Ciry of Palm DeserdAdopted 3.15.04 Comprehensive General Plan/Housing Element Seismicitv The City of Palm Desert is located south of the San Andreas Fault. The City is classified as Zone [II and IV in the Uniform Building Code for seismic activity. The UBC imposes ccrtain standards for construction in these zones, which may add to the overall costs of housing. These standards, however, are neccssary for the public health and safety, and are common throughout the Valley and California. The standards required to protect the City's residents from seismic hazards is not considered a constraint to the provision of housing. HOUSING NEEDS Existing Need Although the Regional Housing Nccds assessment included analysis of each community's cxisting need, the California Department of Housing and Community Development has indicated that the existing need analysis was to be uscd as a guide in identifying and establishing appropriate programs and policies. The analysis determined that the City should have a total of 15,292 housing units, well below the 28,882 cunently occurring in the City. The 1998-2005 Regional Housing Needs Allocation Thc Regional Housing Needs Assessment was prepared by SCAG. The following table lists the 1998-2005 allocation for the City of Palm Desert. Table III-31 Future Housing Needs by Income Category, 1998-2005 Units Vcry Low Income 77 Low Incomc 67 Moderate Income 85 High Incomc 215 Total Units Needed 444 SPECIAL HOUSING NEEDS There are households with identifiable special needs, as dcfined by California law for which thc City must plan. These groups include single parent households, farmworkers, thc handicapped and the elderly. Each special needs category is discussed in greater detail below. Farmworkers The 1990 Ccnsus showed a total of 217 persons cmployed in agriculture in Palm Desert in 1990. Thc changing economy, and the elimination of agricultural lands in the City is likely to have rcduced that number further. Year 2000 Ccnsus data is likely to show a much smaller number of persons employed in agriculture living in the City. Homeless f lousing Element III-104 City of Palm Desert/Adopted 3.15.04 Comprehensive General Plan/Housing Element Homelessness is a difficult issue to quantify. The homeless are generally mobile, often crossing from one city or county into another. The mild winter climate in the Coachella Valley may attract the homeless in those months. Hot summer temperatures encourage the homeless to seck daytime shelter in air-conditioned public buildings such as libraries and malls. The primary provider of services to the homeless in the Coachella Valley is Catholic Charities, a non-profit, nondenominational organization. Catholic Charities staff reports that the reasons for homelessness include sudden job loss, illness and lack of inedical insurance, family break-ups, and seasonal job layoffs or reduction in hours. Catholic Charitics and the County Housing Authority operate a 40 bed emergency shelter for homeless families. The shelter is located in Palm Springs, but serves the entire Coachclla Valley region. Shelter From The Storm is a battercd women's shelter located in the Coachclla Valley. Women and their children generally stay up to 45 days. The Shclter provides three meals a day, counseling and other services. Other homeless individuals not served by the facility at Nightingale Manor include the mentally ill, those with chemical dependencies, and those who voluntarily choose a transient lifestyle. These individuals may be served by the Coachella Valley Rescue Mission, located in Indio, or by the Emcrgency Cold Weather Shelter, located at the National Guard Armory in Indio, in the winter months. These facilities providc only emergency shcltcr and do not deal with the causcs of homelessness. There is currently a shelter for women in thc City of Palm Desert. The Elderlv In 2000, thc City had 11,339 persons ovcr the age of 65, representing 27.6% of the population. These seniors were in a total of 7,356 households. The Census further indicated that there were 6,176 owner-occupied senior housing units, and 1,661 renter-occupied housing units. Affordability can be an issue of special concern to the elderly, who are often on fixed retirement incomes. In addition, the clderly may require assistance with housekeeping, maintenance, and repairs to remain in their own homes as long as possible. Special dcsign features that may be necded include elimination of barriers such as steps and the provision of recreational and social amenities for the elderly. The City of Palm Desert has a number of facilities for the elderly, including several board and care facilities that house elderly persons who require some level of inedical care. The City is also home to several nursing care facilities, including the Carlotta, with 192 beds; Manorcare Health Services, with 178 bcds; and Monterey Palms, with 99 bcds. The City's seniors also live in its mobilehome parks, as discussed below. I lousing Element lII-105 City of Palm Desert/Adopted 3.15.04 Comprehensive General Plan/I lousing Element Handicapped The 2000 Ccnsus identified 7,833 persons in the City with disabilities, of which 3,505 were persons over the age of 65. No data is currently available which conelates disability to income, and not all disabling conditions impact an individual's incomc or housing nccds. Many disabilities, howcver, lead to special housing needs such as ramps, widcr doors and hallways, lower cabinets and countertops, and grab bars. The Americans with Disabilities Act (ADA) requires that all new multi-family construction include a percentage of units accessible to the handicapped. The City of Palm Desert Building Department requires compliance with thcsc standards as part of thc Building Permit rcview and inspection process. AIDS The Desert AIDS Project (DAP) has 50 clients who livc in Pam Desert. Although other residents may bc HIV-positive, most DAP clients have progresscd into the symptomatic stagcs of the disease. As the disease progresses, persons with AIDS (PWAs) often become unable to work, lose their source of income, and lose their medical insurance. Housing affordable to low-income people, including group homes and hospice care, become special housing needs of PWAs. Large Familics The 2000 Census indicates there were 1,052 households with five or morc persons in the City. The Census further indicated that 589 of these households lived in owner-occupied housing units, and 463 lived in renter occupied housing units. Large families have a special need for thrce, four, or more bedroom units. The Census also idcntified a total of 1,879 housing units with 4 or more bedrooms. No data is available regarding the relationship of these larger units to affordability. Singlc-Parcnt Families 2000 Census data indicates thcrc are 1,165 single-parent familics in the Ciry, 328 with a male head of household and 837 with a fcmale head of household. Single individuals with dependcnt children need housing that is both affordable and located close to daycare facilities and schools. Affordable Units at Risk Only one project in the City qualifies as being "at risk."The 26 unit Candlewood Apartments has a 5-year contract with the Department of Housing and Urban Development to remain affordable, and could opt out at the end of each of these contract rcncwals. Provisions should be made by the City to safeguard these units, should thcir affordability be threatened. Riverside County Income Limits The 2001 median income calculatcd for Riverside County for a family of four is $49,900. This is uscd to calculate very low (50% of mcdian) and low (80% of inedian) incomes for use in State and fcdcral subsidized housing programs. Housing Element III-106 City of'Palm Desert/Adopted 3.15.04 Comprehensive General Plan/Housing Element Table III-32 Affordable Housing, Income Limits County of Riverside, 2001 # of Annual Persons Income Standards Very Low Median Moderate Low 1 $17,450 $27,950 $34,950 $41,950 2 $19.950 $31,950 $39,900 $47,900 3 $22,450 $35,950 $44,900 $53,900 4 $24,950 $39,900 $49,900 $59,900 5 $26,950 $43,100 $53,900 $64,700 6 $28,950 $46,300 $57,900 $69,500 7 $30,950 $49,500 $61,900 $74,300 S $32,950 $52,700 $65,850 $79,050 Source: California Department of I Iousing and Community Development,Income Limits for Riverside Counry,2001 Households Overpa�g for Housing The Census estimated the numbcr of households overpaying for housing in 2000 in the City. Overpayment is defined as paying more than 30% of a household's income toward the provision of shcltcr. 2,l 92 renter-occupicd households were paying more than 30% of their income toward housing expenses in 1990, while 3,450 owncr-occupicd households werc paying more than 30% of their income toward housing expenscs. Preservation of Mobilehome Parks as an Affordable Housing Opportunity Traditionally, mobilchome parks have provided an affordable housing opportunity, particularly for senior citizens. Mobilehome parks will have a positive impact on the City's lower-income residents, and their ability to find affordable housing. The City has a total of 1,203 mobile homes currently. Table III-37 provides a listing of the City's mobilehome parks, and thcir rcpresentative rental rates. Table III-33 Re resentative Mobilehome Park Rental Rates in Palm Desert 2000 Senior Only Monthly Rental Pro'ect Name total units Indian Springs (191) Yes $ 380-600 Palm Desert Mobile Estates (142) No 282-330 Silvcr Spur(219) No 424-485 Suncrest(360) Yes 398-676 Portola Palms 142 No Ownershi Source: Terra Nova Planning & Research, Inc. 2000 � Housing Element ll1-107 City of Palm Desert/Adopted 3.15.04 Comprehensive General Plan/Housing Element Apartment Rental Rates Thc median monthly rental rate for Palm Desert was $616 in 1990. Bascd on the 30% gross houschold incomc standard, a monthly income of $1,850, or annual income of $22,200, was nceded to afford a rent of$616 per month. In order to gauge the affordability of housing in the City currently, a telephone survey of representative projects was conducted. Table III-34 Representative Apartment Market Rental Rates in Palm Desert, 2000 Project Name Unit Market Restricted (total units) Size Rental Rental Rate Ratc Candlcwood(26) 1 Bdrm $400.00 Catalina Garden(72)* Studios $428.00 $227-523 1 Bdrm $525.00 $233-549 Country Club Estates(141) 1 Bdrm $575.00 Descrt Oasis(320) Studios $365.00 1 Bdrm $695-720 2 Bdrm $730-865 3 Bdrm $995-1,075 Desert Pointc(64)* Studios $465.00 $227-523 1 Bdrm $550.00 $233-549 2 Bdrm $635.00 $288-683 Golden Oaks(16) 2 Bdrm $650.00 l.aguna Palms(48) Studios $410.00 1 Bdrm $500.00 2 Bdrm $600.00 Las Serenas (150)* 1 Bdrm $500.00 $233-549 Neighbor's Garden(24)* 2 Bdrm $600.00 $288-683 One Quail Place (384)* 1 Bdrm $640.00 $233-549 2 Bdrm $680-725 $288-683 Palm Desert Apartmcnts(248) Studios $495.00 1 Bdrm $550-575 2 Bdrm $595.00 Palm Dcscrt Palms(40) 2 Bdrm $695-725 Palm Lakc Village(220) 1 Bdrm $750-850 2 Bcirm $825-925 Panorama(58) 1 Bdrm $595.00 Thc Pucblos(15)* 2 Bdrm $312.00 $202-312 Rancho Vista(42) 2 Bdrm $800.00 3 Bdrm $1,000.00 San Tropez Villas(512) 1 Bdrm $705.00 2 Bdrm $837.00 Taas Palms(16)* 2 Bdrm $b 15.00 $241-b 15 Villa del Sol (32) 2 Bdrm $675.00 "�nits owned by the City of Palm Dcscn Housing Element 1[1-108 Ciry of Palm Desert/Adopted 3.15.04 Comprehensive General Plan/Housing Element Clearly, the City's market ratc rental housing is at a lcvel which represents an affordablc housing opportunity for most households. A very low-incomc family of 3, based on the 2000 income limits shown in Table III-34, above, would be able to afford an apartment at $534.00 per month. A low-income family of 4 could afford up to $948.00 per month. This results in most families bcing able to afford the market rate apartments in the City without assistancc. Energy Conservation Energy conservation is particularly important in the Coachclla Valley, due to the extreme summer heat. Title 24 and Building Code regulations require energy efficiency in all new construction of housing through design fcatures, insulation, and activc solar devices. When evaluating energy efficiency standards above and beyond the State-mandated Title 24, local jurisdictions must balance the increase in the cost of housing with the reduction in monthly utility bills for thc user. The City's development regulations, building regulations and General Plan enforce thc standards required in Title 24, as well as providing encouragement for the use of energy efficient construction techniques. QUANTIFIED OBJECTIVES Table III-35 uantified Ob'ectives Matrix, 1998-2005 Income Cate or Ve Low Low Moderate Hi h Total Ncw Construction 77 67 85 215 444 Rchabilitation 50 65 35 0 100 Conservation 5 5 0 0 10 REDEVELOPMENT AGENCY FUNDING In ordcr to achieve thc quantitied objcctivcs shown above, the Redcvclopmcnt Agency musi make certain that adequate funds are available to assist in the development of housing. The Redevelopment Agency receives approximately $7,000,000.00 annually in housing set-aside funds. Of these funds, approximately $3.5 million is allocated to debt service. An additional $700,000 annually is required for administration and other expenses. The Agency has projected that the following projects will be funded during this planning period. Santa Rosa III Substantial Rchabilitation: $1,000,000.00 City Land/145 Multi-Family & 115 Single- Family Ownership New Construction: $14,876,802.00 Singlc-Family Rehabilitation: $8,100,000.00 Multi-Family Rehabilitation: $2,500,000.00 New Affordable Senior Project: $2,000,000.00 Self Help Housing: $750,000.00 Housing Element III-109 City of Palm Desert/Adopted 3.15.04 Comprehensive General Plan/I Iousing Element In addition, thc Agency may facilitate thc issuance of tax-exempt multi-family bonds for both new construction and acquisition and rehabilitation. Two such projects under negotiation by the Agency at this time (ZOOI) include the purchase of 141 apartments on California Streei, to be made availablc to 36 very low, 70 low and 35 moderate-income households; and the development of a 20 unit apartment project on Santa Rosa Way, to include 5 one-bedroom and 15 two-bedroom units, availablc to 10 very low and 10 low-income houscholds. Finally, two privately funded projects are currently (2001) under way: • The first will result in 612 apartment units to be built in two equal phases. Thc project is located on Hovley Lane, between Cook Street and Portola. The first phase will be completed in November of 2002, and will include 31 units restricted to low-income houscholds. The second phase will be completed in December of 2003, and will add another 31 units restrictcd to low-incomc households. • The second project, to be constructed on California Street, will result in 76 senior units, 8 of which will be restricted to low-income households, and 8 to moderate-income households. The project will be complete in October of 2001. Implementation of these projects is the focus of the goals, policies and programs which follow. PUBLIC PARTICIPATION The City held a number of workshops and public hearings in reviewing this Housing Elemcnt. These included a public workshop hcld by the Housing Commission, which was advcrtised throughout the City's projects, a public workshop before the General Plan Advisory Committce, and duly noticed public hearings before the Planning Commission and City Council. All these meetings and hearings were fully noticed, with additional notices posted within the City's housing projects. GOALS, POLICIES AND PROGRAMS Goal 1 A variety of housing types that meet all of the needs for all income groups within the City. Goal 2 The preservation and maintenance of the high quality of the City's affordable housing supply. Policy 1 The creation of new and the preservation of existing affordable housing projects shall be cncouraged in all areas of the City. Program 1.A Thc Agency shall pursue development of 145 rental and 115 ownership units west of Cook Strect, between 42nd Avenue and Merle, as an affordable family project. Responsible Agency: Redevclopment Agency Schedule: 2002-2005 Housing Element III-I l0 City of Palm Desert/Adopted 3.15.04 Comprehensive General Plan/I lousing Element Program 1.B The Agency shall continue to implement the Self Help Housing program, and shall identify 20 households to be assisted by the program in this planning period. Responsible Agency: Redevelopment Agency Schedule: 2004-2005 Program 1.0 The Agency shall continue to subsidize existing affordable housing units in the City, including apartment units it owns now and in the future. Responsible Agency: Redevelopment Agcncy Schedule: Ongoing Program 1.D The Agency shall maintain the existing resale restrictions and other subsidies on the Desert Rose project. Responsible Agency: Redevelopment Agency Schedule: Ongoing Program l.E The Agency shall maintain ownership of its 745 existing rental housing units in order to assure long term affordability for these projects. Responsible Agency: Rcdevelopment Agency Schedule: Ongoing Policy 2 The City shall continue to strive to meet the State-mandated special shelter needs of large families, female headed households, single parent families, senior citizens, handicapped and homeless individuals and families, and shall consider including units for such households in its projccts. Program 2.A The City shall continue to enforce the provisions of the Federal Fair Housing Act. Information on thc Fair Housing Act, as well as methods for responding to complaints, shall continue to be available at City Hall in the Housing Managcr's office. Responsible Agency: Housing Manager, Redevelopment Agency Schedule: Ongoing Program 2.B The City shall work with the Senior Center and othcr appropriate agencies in assisting whenever possible in the housing of handicapped residents, through participation by the Redevelopment Agency. Responsible Agency: Redevelopment Agency, Senior Center Schedule: Ongoing Program 2.0 The dcvclopment of homeless sheltcrs and transitional housing shall be maintained as a conditional use in the R-3 and Planned Residential districts in the Zoning Ordinance. Responsible Agency: Communiry Development Dcpartment Schedule: Ongoing Housing Element Ill-Ill City of Palm Desert/Adopted 3.15.04 Comprehensive General Plan/Housing Element Program 2.D The City shall encourage local organizations, such as the Coachella Valley Rescue Mission, Martha's Village and Catholic Charities, to apply to thc City for the assignment of CDBG funds for homeless scrvices. Responsible Agency: City Manager's Office Schedule: 2003-04 Program 2.E The City shall cncourage the acyuisition of existing mobile home parks by non-profit agcncies or organizations, in order to preserve their affordability. Responsible Agency: Redevelopment Agency, City Manager's Office Schedule: Ongoing Policy 3 The City shall continue to utilize resale and rental restrictions, applicant screenings, and other appropriate mechanisms established as conditions of approval in order to preserve affordable for sale housing units for the long term. Program 3.A The City shall keep in regular contact with the Riverside County Housing Authority to ensure that Section 8 housing assistance within the City is actively pursued. At least 50 households should be assisted cvcry year. Responsible Agency: Housing Managcr Schedule: Ongoing Program 3.B Should the Candlewood Apartments opt-out of their HUD contract, the City shall actively participate in the identification of a potential buyer to maintain affordability for this project. The Redevelopment Agcncy will also assist these organizations in securing financing. Responsible Agency: Redevelopment Agency Schedule: As needed Policy 4 The Redevelopment Agency shall annually allocate funds to eligible projects for review and considcration, in conformance with its Five Year Implementation Plan. Policy 5 The City Council shall consider, as an additional incentive, the reduction, subsidizing or defcrring of development fccs to facilitate the developmcnt of affordable housing. Policy 6 The City shall continue to address thc needs of the senior population in the development of housing. Program 6.A The City shall maintain the Senior Housing Overlay District and the Second Unit Scnior Housing standards in the Zoning Ordinancc. Responsible Agency: Community Development Department Schedule: Ongoing f lousing Element llI-112 Ciry of Palm Desert/Adopted 3.15.04 Comprehensive General Plan/Housing Element Program 6.B The Agency shall begin to develop plans for a senior housing project during this planning period. Responsible Agency: Redevclopment Agency, Housing Manager Schedule: 2003-04 Program 6.0 The City shall continue to encourage the development of assisted living facilities for seniors. Responsible Agency: Redevelopment Agency, Community Development Department Schedule: Ongoing Policy 7 The City shall implement the State's density bonus law. Policy 8 The City shall encourage the rehabilitation of cxisting housing units. Program 8.A The Agency shall annually fund thc Single Family Rehabilitation Program, and shall assist 25 households each year. Responsible Agency: Redevelopment Agency, Housing Manager Schedule: 2003-04, Ongoing Program 8.B The Agency shall establish and fund a multi-family residential rehabilitation program, and assist 30-40 multi-family units during the planning period. Responsible Agency: Redevelopmcnt Agcncy, Housing Manager Schedule: 2003-04 Policy 9 The City shall maintain the Rental Subsidy Program, thc Mortgage Subsidy Program and thc Homcbuyers Program. Policy 10 Promote the jobs/housing balance through the development of housing with convenient access to commercial land uses, schools, available public transport and employment centers. Policy 11 Encouragc cncrgy conservation through the implementation of new technologics, passivc solar site planning and enforcement of building codcs. Plcase also see the Energy and Mineral Resources Element. Ilousing Element III-113